Ontario Eviction Notices: A Complete Landlord Guide

N4 — Non-Payment of Rent

Use when: rent has not been paid in full by the date due. The N4 must state: the exact amount owed, the period it covers, and the termination date (14 days from service). The monetary amount must be exactly correct — even a $1 error results in dismissal. After the 14-day period, if rent remains unpaid, file an L1 application with the LTB. The N4 becomes void only if the tenant pays the full amount stated within the 14 days. Do not include any amount other than unpaid rent on the N4 — NSF fees, utilities, or other charges belong on different forms.

N5 — Interference with Reasonable Enjoyment or Damage

Use when: tenant is causing wilful or negligent damage to the property, or substantially interfering with others' reasonable enjoyment through persistent noise, parties, smoke, or similar conduct. First N5: gives the tenant 20 days to correct the behaviour. If the behaviour stops and does not recur within 6 months, the N5 is void. If behaviour continues during the 20 days OR recurs within 6 months of the first N5, serve a second N5 — which gives no correction period — and immediately file an L2 application. Document every incident with dates, times, descriptions, and any witnesses.

N12 — Landlord's Own Use

Use only when: you, your spouse, a child, or a parent genuinely intends to move into the unit and occupy it as their principal residence. Requires: 60 days written notice ending on the last day of a rental period. One month's rent compensation payable on or before the termination date — payable to the tenant whether or not they vacate. If the named person does not actually move in within a reasonable time after possession, the tenant can apply for a bad faith finding resulting in significant penalties — documented cases show awards of 12 months' rent. Only serve an N12 when the intention to occupy is completely genuine.

Serving Notices Correctly

Ontario permits service by: hand delivery (most reliable), registered mail (add 5 days to notice period), courier, posting on the unit door after attempting delivery, or by email if the tenant has explicitly agreed in writing to receive notices electronically. For every notice served, complete a Certificate of Service documenting the date, method, and any witnesses. LTB adjudicators require this at hearings. Improper service — wrong method, insufficient notice, or no certificate — results in the notice being set aside and the process starting over from day one.

Checklist

Checklist